I'm counting on having $25,000 hard cash for the investment to cover everything with $5,000 toward minor repairs/updating assuming 15% down.  

You're essentially counting on people to pass away to get a lead.

They have my room count incorrect, they don't have boxes marked with porches, decks, fences and don't have appliances marked in the report.  

To share some numbers on how many projects are being submitted with multiple units... see below data on the permit applications for City of San Diego, which is a combo of public data + our analysis on text fields describing the projects (to extract things like unit counts... it's directional, not perfect data).

Large unit count properties such as large apartment complexes with maintenance staff have much lower maintenance/cap ex than lower count units.

You can count on collecting the portion of the rent to be paid by section 8 as long as they are eligible.

He swore that he has never said anything to anyone yet contradicted himself too many times to count.

That doesn't count appreciation nor build up of equity - which would put the total ROI north of 20%..

I later found out that the fines are $100 per sign, so they must have counted 130 of them.

Does the property tax we pay on that count toward the $10K limit for SALT deductions on our federal taxes?